The handover moment is one of the most important events in your Dubai property investment journey. Accept keys before identifying and documenting defects, and you may have limited recourse for issues discovered later. Conduct a thorough snagging inspection — and you protect your investment from day one.
This checklist covers everything you need to inspect before accepting your Dubai off-plan property.
Your Legal Rights at Handover
Before the inspection, understand your rights:
1-year defect liability: For general defects (finishing, fittings, doors, windows, tiles), the developer must repair anything reported within 1 year of handover.
2-year liability: For MEP (mechanical, electrical, plumbing) systems.
10-year structural warranty: For structural defects — cracks in load-bearing elements, foundation issues.
Key rule: Report defects IN WRITING before accepting keys. Once you sign the handover acceptance form, verbal agreement on defects is harder to enforce.
Pre-Visit Preparation
Before attending the snagging inspection:
- Bring your OQOOD certificate and passport
- Bring the SPA (to verify finishing specifications promised)
- Bring a flashlight (for checking inside cupboards, ceiling corners, under sinks)
- Bring a phone charger (to test electrical outlets)
- Bring a marble or ball bearing (to check floor levelness)
- Take a notepad or use a snagging app for documentation
- Allow 2–4 hours for thorough inspection
Room-by-Room Inspection Checklist
Entry & Hallway
- Front door: opens/closes smoothly, lock works, no gaps in frame
- Flooring: no chips, cracks, lippage (height differences between tiles)
- Walls: no cracks, dents, uneven paint, missed patches
- Ceiling: no cracks, watermarks, uneven coving
- Electrical: all switches and outlets functional
- Intercom: functional
- Smart home panel (if applicable): connects and functions
Living Area
- Floor: level (use marble test), no hollow tiles (tap to check), no damage
- Walls: painted evenly, no bubbling or peeling, no cracks at corners
- Ceiling: no cracks, no watermarks (from above units)
- Windows: open/close smoothly, seals intact, no cracked glass
- Balcony door: seals, drainage, no gaps
- Balcony: waterproofing, drainage, railing stability
- AC: turns on, produces cold air, thermostat functional, drainage working (no leaks from vents)
- Electrical: all outlets functional, test with charger
- Lighting: all ceiling lights work
Kitchen
- Cabinets: open/close properly, hinges aligned, no damage to doors or interiors
- Countertops: no chips, scratches, gaps at wall joints
- Sink: connected, no leaks under sink, hot and cold water functional
- Hob (cooktop): all burners ignite (gas) or heat (induction/electric)
- Oven: heats to temperature, fan works, door seals
- Fridge (if included): door seals, compressor running, interior light
- Dishwasher (if included): cycles run, drains properly
- Extraction fan: runs, vents properly
- Backsplash: fully grouted, no gaps
- Electrical: all kitchen outlets functional
Bedrooms
- Doors: open/close, handles work, no damage
- Built-in wardrobes (if applicable): all doors align, rails and shelves intact
- Floor: level, no damage, no hollow tiles
- Walls and ceiling: no cracks, watermarks, paint issues
- Windows: operate correctly, seals intact
- AC in each room: functional
- Electrical: all outlets and switches work
Bathrooms (inspect each bathroom)
- Shower: water pressure, hot and cold, drain not blocked
- Bathtub (if applicable): no chips, drain works
- Basin: taps functional, no leaks under basin
- Toilet: flushes fully, cistern refills, no rocking or movement
- Tiles: no cracked or chipped tiles, fully grouted
- Mirror: mounted level, no damage
- Towel rails, toilet paper holder: properly mounted
- Extractor fan: functional
- Waterproofing (wet areas): check for any signs of damp at wall base
- Shower screen/door: glass intact, hinges work, no leaks
Laundry Area / Utility Room
- Washing machine connection: taps, drainage outlet
- Dryer connection or vent (if applicable)
- Storage: functional
- Flooring waterproofing: check for dampness
Balcony / Terrace
- Floor waterproofing: no pools of water, drains clear
- Railing: structurally sound, no movement, height compliant
- Balcony door/sliding door: seals properly, no draughts
- External walls: no staining, water damage, or facade issues
Building & Common Area Checks
After the unit inspection, check:
- Parking space: correct number as per SPA, accessible, no damage
- Storage unit (if purchased): correct size, location, locked
- Elevator: functional, call button works
- Corridor: clean, lighting works, fire safety signage correct
- Pool: filled, clean (if newly delivered building)
- Gym: equipment installed and functional (if applicable)
Snagging: Issues Found vs Acceptable
Raise on Your Snag List
- • Cracked, chipped, or misaligned tiles
- • Hollow tiles (tap test positive)
- • Any damp patches, watermarks, or moisture at walls
- • Non-functional AC, outlets, or plumbing
- • Uneven paint, missed patches, or peeling
- • Windows or doors that don't seal or close
- • Structural cracks (raise urgently)
- • Missing fixtures specified in the SPA
Generally Acceptable
- • Very minor surface scuffs from construction traffic
- • Grout colour variation (natural in large-format tiles)
- • Small paint touch-up areas (if uniform colour match)
- • Slight variations in natural stone veining
- • Construction dust (not a defect — clean before occupancy)
- • Normal expansion gaps at wall-floor junctions
Documenting Defects
For every defect found:
- Photograph: Wide shot showing location + close-up of defect
- Video: Walk-through video with verbal commentary is powerful evidence
- Note: Location description, defect type, severity (cosmetic / functional / structural)
- Number: Number defects sequentially on a list
Submit the snag list to the developer in writing (email with read receipt) BEFORE signing any handover acceptance form. Many developers have a snag portal on their app. Review RERA regulations for full developer obligations under UAE law.
Post-Inspection: What Happens Next
Developer response: Developer should acknowledge the snag list within 3–7 days.
Rectification timeline: Minor snags (paint, grout) typically 2–4 weeks. Major items (AC system fault, plumbing) may require longer.
Re-inspection: Request a re-inspection once developer confirms rectification is complete.
Formal handover: Once satisfied (or partially satisfied with outstanding items in writing), sign the handover form and take keys.
After handover: Continue to report defects within the 1-year period. All defects must be submitted in writing to preserve your legal rights.
Professional Snagging Services
For AED 1M+ properties, consider hiring a professional snagging company:
- Cost: AED 1,500–6,000 depending on unit size
- What they do: Bring specialist equipment (moisture meters, thermal cameras, electrical testers), systematic room-by-room inspection, professional snag report
- Benefits: Typically identify 40–80% more defects than a self-inspection
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For a complete understanding of the purchase process, read our how to buy off-plan guide and review the legal requirements for foreign buyers. Data on developer obligations sourced from Dubai Land Department.
Ask your VIP Dubai Off Plan advisor for recommendations for snagging professionals.